1741 SW 40th Ter · Broadview Park, FL 33317

$629,999

6 bd · 5.0 ba · 2,554 sqft · MultiFamily public records · 214 Days on market

Built 1982

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Could be bought with 1751 SW 40 Terr. Great income property . Drive by, DO NOT DISTURBE TENANTS!!!!!! MAKE OFFER CONTINGENT ON VIEWING. !!! Don't miss opportunity!!!!!

Key facts

• 2023 roof
• Cbs duplex
• 4 parking spots

Tags

• CBS DUPLEX
• 2023 ROOF
• CLOSE PROXIMITY TO 441
• CLOSE PROXIMITY TO I-595
• CLOSE PROXIMITY TO TURNPIKE
• CLOSE PROXIMITY TO I-95

Property features AI

Finance

• Other:
• Financial info: Two separate units with listed rents: one unit rented at $2,500, the other on month-to-month at $2,300
• HOA & community:

Exterior

• Parking: Total of 4 parking spaces; Each unit lists parking space
• Security:
• Utilities: Cable available; Public sewer
• Home design: Two-story building; Zoned RD-10; Effective year built
• Construction: Block construction
• Exterior features: Less than quarter-acre lot

Interior

• Kitchen:
• Bedrooms: Two 3-bedroom units (each unit: 3 bedrooms)
• Flooring: Ceramic tile; Laminate
• Bathrooms: Each unit has 3 total bathrooms (2 full, 1 half)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceramic tile and laminate flooring
• Laundry & utility: Each unit includes a laundry room

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $630k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive. Per door: $355/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $617k (2.0% below list).
• Recommended offer: $554k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#185 in FL, #2,922 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: amenities F, employment D-.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nova Blanche Forman Elementary (math 35% / reading 55%, grade D-, #1,271 of 2,144 statewide, top 60%, 769 students, 72% FRL); New River Middle School (math 36% / reading 44%, grade F, #368 of 571 statewide, top 65%, 1,587 students, 70% FRL); Nova High School (math 22% / reading 56%, grade F, #312 of 667 statewide, top 48%, 2,227 students, 59% FRL) — zoned schools average 67% FRL vs 51% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 217 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• At $6,171/mo this rent would consume 79% of the median local household income ($94k/yr) (locally 953% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($554k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $630k implies a 624% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→28/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $554,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.8% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-58,174
• Equity at exit: $93,935

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $2,356
• Equity at exit: $54,471

Cash invested: $176,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33317

• Rents YoY: 2.8%
• Active inventory: 217
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $6,171 high
• Mortgage (P&I): −$3,304
• Tax from tax record: −$600 /mo · $7,194/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,296
• Net cashflow: $709

Break-even live

Break-even rent $5,273

Max offer price $629,999

Occupancy floor 84%

Sensitivity live

Price	-10% $1,066	-5% $888	+0% $709	+5% $531	+10% $353
Rent	-10% $222	-5% $466	+0% $709	+5% $953	+10% $1,197
Rate	-1.0pp $1,027	-0.5pp $870	base $709	+0.5pp $546	+1.0pp $380

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$6,170
Total (2 units)			$6,171

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $157,500
• Closing costs: $18,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,295	$3.79	7d	1	0.59mi
1930 SW 36th Ave Fort Lauderdale, FL	5.0	2.5	2188	$8,495	$3.88	17d	1	0.59mi
836 Pennsylvania Ave Fort Lauderdale, FL	5.0	3.0	1837	$3,300	$1.80	26d	1	0.84mi
2120 SW 28th Way Fort Lauderdale, FL	5.0	3.0	2778	$14,500	$5.22	7d	1	1.38mi
2100 SW 28th Way Fort Lauderdale, FL	5.0	4.0	2145	$7,495	$3.49	7d	1	1.40mi

Listing history 23 events

1. 2026-06-21
   days on market $629,999 Active 214 DOM
2. 2026-06-18
   days on market $629,999 Active 211 DOM
3. 2026-06-17
   days on market $629,999 Active 210 DOM
4. 2026-06-16
   days on market $629,999 Active 209 DOM
5. 2026-06-15
   days on market $629,999 Active 208 DOM
6. 2026-06-13
   pricedays on market $629,999 Active 206 DOM
7. 2026-06-09
   days on market $649,999 Active 202 DOM
8. 2026-06-07
   days on market $649,999 Active 200 DOM
9. 2026-06-04
   days on market $649,999 Active 197 DOM
10. 2026-06-03
    days on market $649,999 Active 196 DOM
11. 2026-06-02
    days on market $649,999 Active 195 DOM
12. 2026-06-01
    days on market $649,999 Active 194 DOM
13. 2026-05-31
    days on market $649,999 Active 193 DOM
14. 2026-02-09
    price $670,000
15. 2025-11-19
    listed $700,000 Active
16. 2012-05-07
    soldstatus $87,000
17. 2006-09-05
    soldstatus $322,000
18. 2006-08-02
    soldstatus $322,000 167-char remark

    Show marketing remark (167 chars)

    Could be bought with 1751 SW 40 Terr. Great income property . Drive by, DO NOT DISTURBE TENANTS!!!!!! MAKE OFFER CONTINGENT ON VIEWING. !!! Don't miss opportunity!!!!!

19. 2004-03-29
    soldstatus $199,000
20. 2002-09-13
    soldstatus $153,000
21. 2000-06-28
    soldstatus $140,000
22. 1995-01-26
    soldstatus $112,000
23. 1994-06-30
    soldstatus $290,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $7,194 · $600/mo
• Projected year-2 tax: $7,194 · $600/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 28 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $74,052
• − Mortgage interest: −$35,290
• − Property taxes: −$7,194
• − Insurance: −$3,150
• − Repairs & maintenance: −$5,924
• − Management: −$5,924
• − Depreciation: −$18,327
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $8,933/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Broadview Park

• Score: 77/100
• State rank: #185
• US rank: #2922

Category grades

Amenities F Commute A+ Cost of living A Crime B Employment D- Housing A+ Health & safety B+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broadview Park, FL
• County: Broward County · 1,963,430 people
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 37,950
• Household income: $93,603
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 953.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 37% White 32% Black 23% Two or more races 22% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Cuban 7% Dominican 2%
• Common ancestry: Hispanic 7% Romanian 2% Italian 1%
• Foreign-born: 33% · Canada, Jamaica, South Korea
• Languages at home: 58% English-only · Spanish 30% French/Haitian/Cajun 7% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -269.35%
• Current HPI: 432.04
• Rent YoY: ▲ 2.80%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+131.0% since first listed

10 events — show timeline

• 2026-02-09 Price Changed $670,000 MARMLS
• 2025-11-19 Listed $700,000 MARMLS
• 2012-05-07 Sold (Public Records) $87,000 Public Records
• 2006-09-05 Sold (Public Records) $322,000 Public Records
• 2006-08-02 Sold (MLS) $322,000 MARMLS
• 2004-03-29 Sold (Public Records) $199,000 Public Records
• 2002-09-13 Sold (Public Records) $153,000 Public Records
• 2000-06-28 Sold (Public Records) $140,000 Public Records
• 1995-01-26 Sold (Public Records) $112,000 Public Records
• 1994-06-30 Sold (Public Records) $290,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $7,194 · +7.8% YoY. Source: county tax records.